We are hoping to purchase a 1 bedroom flat in Pontllanfraith with a mortgage. We would like to retain our Pontllanfraith lawyer, however the mortgage company says she’s not on their "panel". It appears that we have little choice but to instruct one of the lender panel conveyancing practices or continue with our Pontllanfraith conveyancer as well as pay for one of their panel firms to act for them. We consider that this is inequitable; can we not require that the bank use our Pontllanfraith conveyancer ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Pontllanfraith conveyancing solicitor to apply to be on the conveyancing panel.

Will my lawyer be asking questions about flooding during the conveyancing in Pontllanfraith.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Pontllanfraith. Plenty of people will buy a property in Pontllanfraith, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, however there are a various searches that can be initiated by the buyer or by their lawyers which should give them a better appreciation of the risks in Pontllanfraith. The standard information given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to determine whether the property has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the owner, then a purchaser could commence a compensation claim resulting from an incorrect answer. The buyer’s conveyancers should also order an environmental search. This should reveal whether there is any known flood risk. If so, further investigations should be carried out.

I got the keys to my flat on 7 July and the transaction details are still not registered. Any reason for this? My conveyancing solicitor in Pontllanfraith expressed confidence that it will be registered inside ten days. Are titles in Pontllanfraith uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Pontllanfraith registration formalities. As opposed to being determined by geographic area, timeframes can differ subject to the party submitting the application, whether it is in order and if the Land registry must send notices to any other persons or bodies. At present roughly 80% of such applications are fully addressed within 12 days but occasionally there can be extensive hold-ups. Registration occurs after the purchaser has moved in to the premises so an expedited registration is not usually top priority yet if it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.

I am buying a new build house in Pontllanfraith with a mortgage from Virgin Money. The builders would not budge the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not disclose to my solicitor about the side-deal as it would put at risk my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I have been recommended by a few selling agents in Pontllanfraith to get a quote from a solicitor using your seach tool. What’s the financial advantage for Estate Agents to market your lawyers ahead of another?

We don’t offer any financial incentive for directing people our way. We found it would be just too difficult to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.